If you maintain ordered and timely communication between all involved parties, have excellent interpersonal skills, are business-minded and un-stubborn with eternal patience for customer interaction and able to remain calm and professional in any discussion environment, then you're a cut above most of the field.As far as growing into top-tier, decide what demographic that means in your community and break into it. 98% of my work is client referral and over the years I've moved past the "hungry" phase of doing anything for anyone, having my hourly be sliding scale, etc. and into being busy with work that I actually like doing and what I want to be doing.

I get access from his road grandfathered for the far side of my storage units.We both negotiated doing the electrical for our own properties and cut the line separating our service. 

I do my due diligence on everything in life - measure twice, cut once. 

I suggest 346k min, they want to sleep on it, I tell them text me before 7am and let me know, they call me at 9, we have offer in at noon, agent tells me they accepted an offer late last night and 346 would not have cut it anyway.

There is some art to this process in addition to the cut and dry numbers, but hopefully, this helps!

If I decide to hold and rent, I can take my time with some of the renovations, as the majority are cosmetic and even cut some costs by not going as high end as I would if I was trying to sell for top dollar....Thanks again for the input

Gorilla high strength glue is what we used on cabinet edging when installing kitchen cabinets.

Guns N Roses also tried wholesaling, but they couldn't cut it so they just wrote a song about it.  

@Steve I'll be downsizing from a 2000 sq foot house to maybe a 1500 sq ft older house with 3 bed 2 bath so not a huge cut.

Also have issue where theres some damage to outside...screens torn out, cut a hole in garage to put a wood burning stove(also against lease) SO last week I sent them a notice via usps(not certified, priority with tracking) scheduling inpsection today at 10am(plenty of notice) also sent copy via email yesterday and text yesterday all before 24 hours.